MORE THAN MEETS THE EYE

September 22, 2015

post by Catarina Ferreira, AIA

Our recently completed roof deck renovation in Washington DC's Adams Morgan neighborhood is an illustration of why design matters. By 'design' I don't mean just what meets the eye, but all aspects of the project, from the inside out.

An unusually small lot in a dense neighborhood made having a roof deck a necessity. The lot occupancy in this case is 100% (a variance was obtained to make that happen) and there is no other outdoor space to speak of. Unfortunately, the original roof deck was poorly built, with pressure treated framing directly on top of the roof membrane and permanent decking boards, which quickly led to serious problems. Many leaks developed, causing damage to the interior of the townhouse. We were hired to fix the problems by replacing the roof membrane, recommending repairs, and rebuilding the roof deck in a technically appropriate manner, while maximizing its usability. Accomplishing all of this was no small task, given that the project is in a historic district and there are strict zoning restrictions.

The new roof deck is a pedestal system on an extra thick TPO roof membrane, a more durable, accessible, and ultimately more repairable solution. A pergola was added, with built-in seating and an outdoor kitchen/bar. An existing hot tub was relocated and made more private, an outdoor fireplace and landscaping were also added along with slat screens around the rear of the deck (facing neighbors windows) for privacy screening and sound attenuation.

The new outdoor kitchen and lounge area, with green wall as privacy screen in rear.

Slideshow of Before Photos

Previous mechanical equipment poorly concealed and prohibiting use of space.

The previous pergola in ruins.

The rear wall of the previous roofdeck, with bamboo privacy screening.

A green wall designed by archi-TEXTUAL and constructed by Impact Construction.

Relocated hot tub + pergola makes better use of corner space.

The new pergola with green wall as privacy screen and built-in seating.

UGLY DUCKLING, GOOD BONES

December 6, 2014

post by Catarina Ferreira, AIA

It is not unusual for prospective clients to ask for advice regarding purchasing a home with the intent of renovating. Even though the project may not materialize for quite some time, assisting prospective clients in finding the right property can offer the opportunity to earn their trust and build a good foundation for the eventual project. Sometimes it leads nowhere; sometimes it leads to a dream project. One thing is for certain in this profession: don't be too quick to judge. Dream projects sometimes wear masks; projects that sound like a dream at first often don't materialize.

We are fortunate to have been able to assist a client recently in evaluating candidates for purchasing, in preparing a feasibility study to help them evaluate the potential of the frontrunner, and ultimately in purchasing the home. We are currently at the end of the schematic design phase.

So, what set this house apart from many others our client considered? Was it the obvious front-runner all along? Not at all. The house our clients eventually purchased was an ugly duckling with great bones, in a great neighborhood. That's a great combination of attributes. Undesirable homes (which in Washington are often mid-century designs), with good bones, and good zip codes make the best candidates for achieving your dream of owning a contemporary house. They often already have contemporary massing, open floor plans, large windows, and (sometimes) high ceilings.

Besides being an ugly duckling, this particular house presented a few challenges: the main level was what is typically a walkout basement, below street level, and the garage occupies a large portion of the front yard. On the positive side, it already had contemporary bones and proportions, so transforming it into a dream contemporary house for our clients was much less of challenge than if we were working with the typical Washington area front hall colonial even a standard split-level ranch.

The key to arriving at a desirable design solution was quickly identified: move the main level to the actual 1st floor of the house, lift the massing of the house to give it more curb appeal and more compatible with the height of its neighbors, and rework the entry sequence. Luckily the existing house is in good shape and about 50% can be renovated lightly while the remaining 50% will be largely rebuilt. The area being rebuilt contains the main living spaces and a new master suite, the other half bedrooms and bedrooms. New siding, windows, trims, roofing, clerestory windows over the front of the existing roofline, and wood slat screening will help to unify the two halves.

CUBIC HOUSE REVITALIZATION

September 12, 2014

Our newest project: CUBIC HOUSE

We are renovating a 1940s house in Northwest DC. Check out these existing vs. proposed images!

This project illustrates what can be done with a modest budget to transform the average DC house. For more images, click HERE.

5 UNDER CONSTRUCTION

September 9, 2014

Here at archi-TEXTUAL we are grateful to have five house renovation projects under construction! We stopped by each one today to take a look at their various stages of completion.